Friday, November 16, 2018

YOUR 2018 GREENBURGH TAX RATES COMPARISON TABLE

VilllageSchool Districtresidencesschools ’18-’19VillageGreenburgh TownCountyFire Dist./Fire Protect. Dist

TOTAL TAX RATE$500K assess.$600K assess$700K assess$800K assess$1mil assess
Irvington VillageIrvington SD179819.427.820.473.23


30.9415,470.3518,564.4221,658.4924,752.5630,940.70
Irvington VillageDobbs Ferry SD5622.027.820.473.23


33.5416,769.6020,123.5223,477.4426,831.3633,539.20
Dobbs Ferry VillageDobbs Ferry SD231822.026.950.473.23


32.6716,336.6019,603.9222,871.2426,138.5632,673.20
Dobbs Ferry VillageArdsley SD52122.446.950.473.23


33.0916,545.6019,854.7223,163.8426,472.9633,091.20
Hastings VillageHastings SD254921.046.130.473.23


30.8815,441.2018,529.4421,617.6824,705.9230,882.40
Ardsley VillageArdsley SD166622.449.830.473.23


35.9717,985.1021,582.1225,179.1428,776.1635,970.20
Elmsford VillageElmsford SD118519.9410.390.473.23


34.0317,015.7520,418.9023,822.0527,225.2034,031.50
Elmsford VillageGreenburgh Cent SD16616.1210.390.473.23


30.2115,103.5518,124.2621,144.9724,165.6830,207.10
Tarrytown VillageTarrytown SD259221.607.990.473.23


33.2916,646.9019,976.2823,305.6626,635.0433,293.80
Tarrytown VillageIrvington SD56719.427.990.473.23


31.1215,557.8518,669.4221,780.9924,892.5631,115.70

























total taxes*total taxes*total taxes*total taxes*total taxes*
TOV/UnincoroporatedSchool District

2018-19

20182018

2018







Greenburgh Cent SD3000 (est.)16.12

6.173.23Hartsdale FD5.7831.3015,651.1318,781.3521,911.5825,041.8031,302.25

Greenburgh Cent SD3400 (est.)16.12

6.173.23Fairview FD4.8930.4215,207.8318,249.4021,290.9624,332.5330,415.66

Elmsford SD76919.94

6.173.23Fairview FD4.8934.2417,120.0320,544.0423,968.0427,392.0534,240.06

Elmsford SD16919.94

6.173.23W. Elmsford FPD0.6830.0215,012.4318,014.9221,017.4124,019.8930,024.87

Elmsford SD44119.94

6.173.23N. Elmsford FPD0.6930.0315,017.1618,020.6021,024.0324,027.4630,034.33

Ardsley SD500 (est.)22.44

6.173.23Hartsdale FD5.7837.6218,810.1822,572.2126,334.2530,096.2837,620.35

Ardsley SD61222.44

6.173.23S. Ardsley FPD1.0832.9216,459.8219,751.7923,043.7526,335.7232,919.65

Ardsley SD6722.44

6.173.23Donald Park FPD1.8633.7016,849.0120,218.8123,588.6126,958.4133,698.02

Ardsley SD300 (est.)22.44

6.173.23Fairview FD4.8936.7318,366.8822,040.2625,713.6329,387.0136,733.76

Ardsley SD622.44

6.173.23Chauncey FPD1.0632.9016,448.3319,737.9923,027.6626,317.3232,896.66

Edgemont SD242319.86

6.173.23Greenville FD3.5532.8016,402.4219,682.9022,963.3926,243.8732,804.84

Valhalla SD76219.59

6.173.23Fairview FD4.8933.8916,945.6820,334.8223,723.9527,113.0933,891.36

Pocantico Hills SD4989.10

6.173.23N. Elmsford FPD0.6919.199,597.3111,516.7813,436.2415,355.7019,194.63

Tarrytown SD38521.60

6.173.23Glenville FPD0.8531.8515,924.5819,109.5022,294.4125,479.3331,849.16

Irvington SD33319.42

6.173.23E. Irvington FPD0.4729.3014,648.0717,577.6820,507.2923,436.9129,296.13

Irvington SD2019.42

6.173.23Glenville FPD0.8529.6714,835.5317,802.6420,769.7423,736.8529,671.06

Hastings SD28621.04

6.173.23Donald Park FPD1.8632.3116,153.1119,383.7322,614.3525,844.9732,306.22




























































NOTES: 

  • TAX RATES AND TOTAL TAXES DO NOT APPLY STAR DEDUCTIONS (BASIC STAR REDUCES $88,600 FROM THE HOME'S ASSESSED VALUE FOR SCHOOL TAX CALCULATION ONLY)
  • TOTAL TAXES DO NOT INCLUDE SEWER AND OTHER SMALL TAX DISTRICT ADD-ONS (ABOUT 3% OF THE TOTAL TAX BILL)
  • TABLE EXCLUDES CONFIGURATIONS WITH FEWER THAN 10 PROPERTIES
  • ALL TAX RATES ARE PER MILL (DIVIDE HOME'S ASSESSED VALUE BY 1000 AND MULTIPLE RESULT BY TAX RATE)


Sunday, June 10, 2018

Is it time for the Town of Greenburgh to end the tax discount enjoyed by condos?

The full consequences of the Trump Tax Bill with its cap on State income and Local Tax property tax deductions (SALT) at $10,000 won't be felt until New Yorkers file their 2018 taxes in April 2019.  While the extent of the impact on homeowners taxes next year is debated by accountants, one practical effect of the SALT cap in high property tax Westchester will be that every new dollar added to a homeowners tax bill will be felt by the typical taxpayer at a 30% premium compared to previous years when each added tax dollar was "discounted" by the payers corresponding Schedule A deduction (yes, AMT complicates this calculation for high earners).  Yet, warning tremors are even now shaking the status quo. For example, the just-released tentative townwide assessment shows lower assessment growth in the high-end Edgemont and Irvington school districts compared to their immediate neighbors, suggesting some softening in these markets which may reflect tax pressure. Anecdotal reports from brokers and home sellers reveal that prospective buyers are asking pointed questions about taxes and factoring the Tax Bill into their decision making. 

Town, school, fire and village authorities demonstrated time and again that they are unable to contain annual budget growth.  Local officials, however, may be facing trouble ahead if they stay the course with their routine 2%-5% annual tax increases (e.g., the Town of Greenburgh raised B budget (TOV) property tax appropriations for 2018 by 2.95%). Annual reassessments (and adjustments to exemptions, like STAR) help elected officials disguise the actual amount of tax increases by enlarging the taxable base and holding down tax rates. This gamesmanship allows taxing jurisdictions to stay under the purported state tax "cap" when actual tax $ increases are much higher than the cap allowance. Tax authorities, however, can't control the real estate market: while homeowners paying property taxes through their mortgage companies may not be entirely clear about their tax increases, buyers will factor the bottom line results of the assessments and tax rates into their offering prices 

The recent revenue grab by the Town of Greenburgh with a new local hotel tax is one example of the towns resourcefulness in extracting revenue from residents as market values plateau and dip along with rising property taxes and increasing mortgage rates. In a measure with even more significant consequences, Greenburgh town officials have started hinting about undermining the thick walls that protect the privileged tax positions of condos and coops.

Condos and coops in Greenburgh, like most New York town, are not taxed like single-family homes at purported market values calculated by the assessors office.  Instead, condos/coops are taxed at their value as rental properties which severely discounts their assessments and taxes compared to single-family homes with identical sales value.  For example one Boulder Ridge condo sold this past fall for $865,000 but is newly assessed at $473,900 for tax purposes: this 45% discount saves this Boulder Ridge owner over $12,000 in taxes per year compared to the taxes that a single family homeowner with the same sales price would have to pay in 2018.  This $12,000 tax savings enjoyed by the condo owner is absorbed by single-family homeowners whose taxes are raised to cover the condo discounts.  
This article provides an excellent account of the condo/coop tax controversy:    This article from syracuse.com provides an excellent account of the condo/coop tax controversy. 

In the past, when offered the opportunity, the Town of Greenburgh has refused to even consider the possibility of taxing condos and coops at the single family tax rate (known as adopting the homestead option).  In recent months, however, Town Board member Francis Sheehan and Supervisor Paul Feiner have spoken at Town Board work sessions about changing the tax status of NEW condos. Their immediate target are the 175 new condos proposed for the Elmwood County Club property, as well as future apartments that may result from redevelopment of the Hartsdale Four Corners.  Sheehan and Feiner have made clear that they are focused only on changing the tax status of future condos, not existing apartments.  Consistent with this aim, the Town Board passed a resolution on May 31, 2018, supporting the Galef/Little Bill A02874A/S01191B – co sponsored by Greenburghs Assemblyman Tom Abinanti - described in the article linked above, which would allow localities to tax newly constructed and converted condos and coops like other residences beginning in 2021.  See:    http://nyassembly.gov/leg/?default_fld=&leg_video=&bn=A02874&term=2017&Summary=Y&Actions=Y&Committee%26nbspVotes=Y&Floor%26nbspVotes=Y&Memo=Y&Text=Y

No matter how cautiously the Town Board discusses bringing condo/coop taxation up to regular residential rates, they are excavating the first cracks in their previous resolve to defend the condo/coop tax privilege.  If the impetus is to find new revenue streams to alleviate the tax burden on single-family residences – the majority of homes – then fully taxing only future condos will accomplish almost nothing toward that purpose.  
Instead, revenue needs - along with the tax pressure that will be stirred up by the Tax Bill - will inevitably raise public discussion and awareness of the usefulness of taxing all condos and coops at regular rates. Now that the Town Board has now opened the Pandoras Box of equalizing condo/coop tax rates, the adoption of the homestead option– to tax all residences equally – will be just a matter of time.   Major pieces of legislation, like the Trump Tax Bill, always have unintended consequences. Tax fairness among Greenburgh residences maybe just be one of them.  




Monday, September 25, 2017

Greenburgh’s Confederate Monument honors reconciliation but its racial context should also be remembered


Amid the distressing news from Charlottesville and the ensuing call to remove Confederate monuments from public spaces across the South, Westchester residents were surprised to learn that Greenburgh had its own Confederate monument.  One hundred and twenty years ago, a Confederate veterans group in New York purchased plots for its members at the Mt. Hope Cemetery in unincorporated Greenburgh (Hastings-on-Hudson zip code) and crowned the spot with a sixty- foot granite obelisk.  Prompted by the renewed attention to the meaning and future of Confederate monuments, the Journal News carried a story last month about the Confederate monument that sparked a lively on-line debate.  While a few commentators demanded the monument’s removal because it memorialized an army that fought to preserve slavery, the opinions trended toward leaving the obelisk in place as a symbol of reconciliation and a tribute to the sacrifice of soldiers. In addition, the monument’s defenders pointed out that, unlike the Southern monuments slated for removal, the Mt. Hope obelisk stood on private cemetery property.

As public attention wandered to other matters, Hastings Mayor Peter Swiderski released a statement seconded by Greenburgh Supervisor Paul Feiner describing the obelisk as a “monument to reconciliation.” Swiderski quoted Postmaster General Wilson (a Confederate veteran) who remarked at the 1897 dedication ceremony that “[t]he only rivalry in the future [between the former opponents] will be generous emulation in the performance of the duties of citizenship of a common country.”  Finally, Swiderski found validation for the monument in the honor granted by the Sons of Union Veterans chapters that continue to hold annual ceremonies at the plot.  Supervisor Feiner directed attention to the lesson that we can learn from those veterans who, in 1897, “decided to put aside their past differences and be friends.”

Swiderski and Feiner are correct in their recapitulation of the intent and spirit behind the monument.  The dedication was reported by newspapers across the nation, particularly in the South, as a symbol of reconciliation as veterans of blue and grey, more than three decades after Appomattox, joined together in mutual solemnity and dignity to honor former comrades and enemies alike.  Few objections were raised at the time. In fact, the May 1897 ceremony at Mt. Hope capped a series of vivid, public appearances in New York where Confederate veterans, wearing the old grey uniforms and carrying their banners, marched before cheering crowds, including the dedication of Grant’s Tomb and an event honoring Admiral Farragut.  The Confederate veterans drew such applause on New York streets that an observer might wonder who had actually won the war. Reconciliation had indeed reached its apex:  reconciliation, that is, among white Americans.

While white Americans celebrated national reconciliation in the 1890s at ceremonies like the Mt. Hope monument dedication, millions of formerly enslaved African Americans and their descendants experienced the war’s legacy differently. The Reconstruction era, when Southern blacks experienced dramatic advances in civil and political rights, was long in the past by 1897.  The multi-racial governments established in the former Confederate states in the aftermath of the Civil War, and which endorsed the rights of all citizens, collapsed in the 1870s as Confederate veterans adopted Klan and Regulator disguises and launched an insurrection. These white “redeemers” resorted to terror to suppress black voting, intimidate government officials, and exploit Northern war exhaustion to seize control of the former Confederate states and restore unquestioned white supremacy.  

The redeemers initially found themselves stymied by the constitutional legacy of the Union’s triumph in the Civil War: the XIII Amendment barring slavery, the XIV Amendment ensuring black citizenship, and the XV Amendment promoting voting rights.  Determined to retain power, Southern whites resorted to a web of legal and regulatory schemes imposed over two decades which nearly eliminated black voting, restricted blacks’ legal rights, and segregated public spaces and facilities. The result was the pervasive, oppressive system better known as “Jim Crow.” The legal system sanctioned this imposition of apartheid, culminating in the Supreme Court’s notorious Plessy v. Ferguson decision in May 1896 – twelve months prior to the Mt. Hope monument dedication – affirming the validity of “separate but equal.”

Some Northerners did object as their purportedly vanquished Confederate foes deliberately undermined the freedom component of the war’s twin goals of “liberty and union.”  But while the Northern public abhorred slavery, it was divided on the status of African Americans.  Many – perhaps most – shared the prejudices of their white, reconciled Southern friends, and believed that blacks should be segregated and confined to an inferior status.  Few believed in black civil rights to the degree that they were willing to dissent from the spirit of reconciliation that prevailed in the 1890s.  Who wanted to spoil the reconciliation party by protesting the denial of civil rights to blacks including thousands of United States Colored Troops veterans?  It would take many more decades before photos of the disfigured corpse of Emmett Till and horrific televised images coming from Selma spurred white Americans to remember that African Americans were full citizens too. 

What does this history mean for Greenburgh’s Confederate obelisk?   Swiderski and others are indeed correct that the monument was funded, constructed, and inscribed in the spirit of national reconciliation. The dedication and later ceremonies at Mt. Hope echoed a national will to put division in the past and to honor brave young men from both sides who fought and died in the war.   And, as many have pointed out, the monument does stand on private ground (although that land benefits from its tax exemption and the obelisk looms over a major intersection).  Now that public awareness has been raised that the Mt. Hope obelisk honors Confederate soldiers who fought to fracture our nation in pursuit of the defense of slavery, the obelisk should remain in place to remind us of the fragility of our liberty and the threat from those who seek its destruction.  When we drive by the monument near the corner of Saw Mill River Road and Jackson Avenue, we should remember too that the spirit of reconciliation exemplified by the Mt. Hope obelisk helped salve the nation’s wounds but also paved the path for the entrenchment of white supremacy and the oppression of African Americans for generations.

Monday, August 14, 2017

In case you were wondering: Greenburgh has its very own Confederate Monument

OK, it's an unobtrusive (though large) obelisk, not a statue of a Confederate general or generic soldier.  And it's in a cemetery - Mt. Hope in unincorporated Greenburgh to be precise - unmistakable from Saw Mill River Road and Jackson Ave., once you know what to look for.  But it's not a grave for a particular individual: it is indeed a Confederate monument.  To learn more, read further below:



As a Civil War buff and occasional author, I was amazed to learn a few years ago that there is a large Confederate monument only a ten-minute drive from my house in Hartsdale.  The granite obelisk in the picture above is quite large, maybe 50 feet tall (one newspaper says 60 feet on top of a 10-foot base), and stands in the Mount Hope Cemetery located in unincorporated Greenburgh, close to Hastings.  It is quite prominent - by far the largest and tallest monument in the hillside cemetery and plainly visible from Saw Mill River Road below and the downward slope of Jackson Ave.  On closer inspection, it appears impressive, very well maintained and is circled by the well-preserved graves of Confederate veterans, most with army units identified  Interestingly, on my visit, the graves were each flanked by a small United States flag.  

The monument was erected in 1897 in the midst of the "lost cause" romanticism about the Confederacy that took hold of the nation's memory of the Civil War at the same time that Jim Crow apartheid laws were being imposed across the South.  Plessy v. Ferguson, sanctioning racially separate but equal public facilities (they were never equal), had been decided by the Supreme Court the year before. 

The obelisk reads on one side: "Sacred to the Memory of the Heroic Dead of the Confederate Veterans Camp of New York."  Purportedly, this is the only such Confederate monument and dedicated cemetery section north of the Mason-Dixon line, excluding, I suppose, the prison camp cemeteries. There is a research opportunity to examine the story behind this monument, its dedication (that drew some opposition from local Union army veterans, but not much), the individuals buried around it (Confederate veterans who had moved to New York after the Civil War) and its preservation.

Whether a prominent monument honoring soldiers who fought for a rebellious nation founded to preserve the supposed right to keep other humans in brutal slavery - precipitating a war that killed almost 700,000 Americans - should still stand in our area is another question entirely.  

Wednesday, May 10, 2017

Greenburgh Tax-a-derby!

Get your Greenburgh Tax Rates here! All in one place! Compare.. compare... The following chart (sorry about the size, i'm not great with html), compiles 2016 tax rates for Greenburgh town (village and TOV rates), county, schools and fire districts. It does not include sewer districts and other small add-ons. Nor do these rates reflect STAR or similar Veterans deductions, or homestead rates for condos. Just the raw rates (pre-reassessment) found at http://www3.westchestergov.com/property-tax-rates . Who are the Greenburgh tax winners and losers? In the villages, the lowest tax rate goes to Elmsford villagers who live in the Greeenburgh Central school district. And in unincorporated, the lowest rates, by a wide margin, belong to those lucky householders in the Pocantico Hills school district with N. Elmsford Fire Protection Distrct. And the highest taxes? In the villages that honor goes to Irvington villager residing in the Dobbs Ferry School District (go figure!). But the distinction for the higest tax rates in Greenburgh (possibly the world), goes to ....drumroll.. the fortunate unincorporated denizens of the Ardsley School District and the Hartsdale Fire District. Congrats guys!